18 July 2026

What does a roof replacement cost in 2026?

All price guides per m² and per property type — plus the six factors that decide where your quote lands in the range.

Replacing a roof in 2026 costs on average € 90 to € 150 per m² of roof surface for a tiled roof, including vapour-open underlay, battens and new tiles. For a terraced house (40-80 m² of roof surface) that means € 5,500 to € 9,000; a detached house with a large composite roof runs to € 18,000 or more.

Where your quote lands in that range depends on six factors: the roof surface and pitch, the material choice (ceramic tiles cost more than concrete ones), the scaffolding required, the condition of the substructure, whether you include insulation, and the region — Randstad rates run 10-20% higher. The substructure is the classic surprise: rotten roof boarding or worn battens only surface once the old tiles are off, and good roofers include a provisional sum for it upfront.

If full replacement is not yet needed, a roof renovation (€ 3,500-12,500) is the middle road: the structure stays and only what is worn gets renewed. A flat roof has its own arithmetic — re-covering costs € 45-90 per m² with bitumen and € 60-110 per m² with EPDM.

If you are replacing anyway, have exterior insulation quoted at the same time: the double scaffolding and stripping work disappears, so the surcharge comes out far lower than for a standalone insulation job (± € 100-180 per m²). Always request several quotes, convert each one back to the price per m² and set it against the price index before signing — differences between companies run to tens of thousands of euros on a single roof.